5107 Olive St · Kansas City, MO 64130

$99,000

3 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 260 Days on market

Built 1924 5,227 sqft lot $79/sqft · 41% below area Est $147k · 32% under

---

Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! New updates in the kitchen and bathroom! This 3 bed, 1 bath home is priced to move. With a motivated seller and a new lower price, this property is a fantastic opportunity to add to your rental portfolio or get started with your first investment. Would make a great rental. Don’t wait, at this price, it won’t last long. Reach out today for more details or to schedule a showing!

Key facts

• 5,227 sq ft lot
• Listed 259 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.9% in Kansas City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#28 in MO, #2,671 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime F.
• Kansas City 33 (urban): math 12% / reading 24% proficiency, ranked #308 of 324 in MO (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.4%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 41% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.25%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

• ARV (median comp): $146,532
• List price: $99,000
• Delta: -32.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4916 Wabash Ave	0.24mi	3/1.0	1,231 (-2%)	4mo	$125,000	$102	83
5442 Brooklyn Ave	0.48mi	3/2.0	1,268 (+1%)	5mo	$220,000	$174	67
5215 Highland Ave	0.46mi	3/1.0	1,160 (-7%)	0mo	$50,500	$44	66
4935 College Ave	0.59mi	3/1.0	1,216 (-3%)	4mo	$79,900	$66	64
5155 Brookwood Ave	0.42mi	3/2.0	1,165 (-7%)	5mo	$149,900	$129	61
5342 Euclid Ave	0.43mi	3/1.5	1,114 (-11%)	1mo	$124,000	$111	59
4930 Paseo Blvd	0.66mi	3/1.0	1,320 (+6%)	4mo	$120,000	$91	57
4948 College Ave	0.55mi	3/1.0	1,134 (-9%)	3mo	$129,900	$115	56
3215 E 51st St	0.52mi	3/1.0	1,360 (+9%)	6mo	$75,000	$55	56
5009 Bellefontaine Ave	0.46mi	3/1.0	1,082 (-13%)	1mo	$118,900	$110	55
1820 E 55th St	0.57mi	4/2.0 (+1)	1,294 (+4%)	4mo	$225,000	$174	55
4617 S Benton St	0.68mi	3/1.0	1,430 (+14%)	1mo	$90,000	$63	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.73×
• Total profit: $20,228
• Equity at exit: $14,761

10-year hold

• IRR: 27.1%
• Equity multiple: 3.54×
• Total profit: $70,364
• Equity at exit: $8,560

Cash invested: $27,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 64130

• Home prices YoY: -21.5%
• Rents YoY: 4.4%
• Active inventory: 187
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$519
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $537

Break-even live

Break-even rent $761

Max offer price $99,000

Occupancy floor 58%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2420 E 51st St Kansas City, MO	3.0	2.0	1460	$1,350	$0.92	23d	1	0.09mi
5114 Brooklyn Ave Kansas City, MO	3.0	1.5	1116	$1,300	$1.16	7d	1	0.15mi
4930 Park Ave Kansas City, MO	3.0	1.0	900	$1,300	$1.44	16d	1	0.24mi
5038 S Benton Ave Kansas City, MO	4.0	3.0	1500	$1,875	$1.25	21d	1	0.31mi
5241 Brookwood Ave Kansas City, MO	3.0	2.0	1431	$1,550	$1.08	43d	1	0.35mi
5013 S Benton Ave Kansas City, MO	3.0	1.0	978	$1,225	$1.25	23d	1	0.35mi
5115 Woodland Ave Kansas City, MO	4.0	1.0	1136	$1,700	$1.50	43d	1	0.37mi
5414 Brooklyn Ave Kansas City, MO	3.0	1.5	1856	$1,650	$0.89	16d	1	0.38mi
4917 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	23d	1	0.41mi
4911 S Benton Ave Kansas City, MO	2.0	1.0	1000	$1,100	$1.10	17d	1	0.42mi
4910 Michigan Ave Kansas City, MO	3.0	1.5	1199	$1,400	$1.17	7d	1	0.44mi
5410 Euclid Ave Kansas City, MO	3.0	2.0	1119	$1,395	$1.25	43d	1	0.44mi
5215 Walrond Ave Kansas City, MO	4.0	2.0	1198	$1,710	$1.43	23d	1	0.52mi
5430 Michigan Ave Kansas City, MO	3.0	1.0	1710	$1,100	$0.64	19d	1	0.52mi
5430 Michigan Ave Kansas City, MO	2.0	1.0	1250	$1,495	$1.20	43d	1	0.52mi
5332 Highland Ave Kansas City, MO	3.0	1.0	1022	$1,350	$1.32	7d	1	0.53mi
5531 Euclid Ave Kansas City, MO	3.0	1.0	1135	$1,300	$1.15	43d	1	0.58mi
5120 The Paseo Apt 1 Kansas City, MO	2.0	1.0	1500	$1,550	$1.03	43d	1	0.59mi
5122 Paseo Blvd Kansas City, MO	3.0	1.0	1573	$1,595	$1.01	10d	1	0.59mi
4935 College Ave Kansas City, MO	3.0	1.0	1216	$1,350	$1.11	23d	1	0.61mi
5524 Woodland Ave Kansas City, MO	3.0	1.0	1243	$1,095	$0.88	23d	1	0.65mi
5708 Euclid Ave Kansas City, MO	4.0	2.0	1350	$1,600	$1.19	16d	1	0.77mi
4534 S Benton Ave Kansas City, MO	2.0	1.0	912	$1,045	$1.15	16d	1	0.77mi
4925 Tracy Ave Unit 1 Kansas City, MO	2.0	1.0	1000	$1,400	$1.40	43d	1	0.79mi
2100 E 58th St Kansas City, MO	2.0	1.0	1030	$1,500	$1.46	43d	1	0.82mi
5411 Tracy Ave Kansas City, MO	2.0	1.0	1600	$1,545	$0.97	17d	1	0.82mi
5801 Wabash Ave Kansas City, MO	3.0	1.0	1200	$1,200	$1.00	43d	1	0.83mi
5614 Indiana Ave Kansas City, MO	3.0	1.0	900	$1,175	$1.31	43d	1	0.85mi
2811 E 58th St Kansas City, MO	4.0	1.0	1348	$1,473	$1.09	43d	1	0.87mi
1500 E 46th St Kansas City, MO	1.0–3.0	1.0	803	$1,275	$1.59	43d	1	0.88mi
5824 Wabash Ave Kansas City, MO	3.0	1.0	1276	$1,050	$0.82	43d	1	0.89mi
4653 Benton Blvd Kansas City, MO	3.0	2.0	1594	$1,600	$1.00	7d	1	0.92mi
4427 Agnes Ave Kansas City, MO	3.0	1.0	1100	$1,350	$1.23	16d	1	0.94mi
5752 College Ave Kansas City, MO	4.0	1.0	1120	$1,600	$1.43	17d	1	0.98mi
5405 Harrison St Unit 2F Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	16d	1	0.99mi
5405 Harrison St Unit 2F Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	19d	1	0.99mi
5405 Harrison St Kansas City, MO	2.0	1.0	1025	$1,295	$1.26	16d	1	0.99mi
5407 Harrison St Unit 1F Kansas City, MO	2.0	1.0	1025	$1,195	$1.17	43d	1	0.99mi
5409 Harrison St Unit 5411 Kansas City, MO	2.0	1.0	900	$1,199	$1.33	23d	1	0.99mi
5411 Harrison St Unit 1F Kansas City, MO	2.0	1.0	900	$1,199	$1.33	23d	1	0.99mi

Listing history 44 events

1. 2026-06-18
   days on market $99,000 Active 260 DOM
2. 2026-06-17
   days on market $99,000 Active 259 DOM
3. 2026-06-16
   days on market $99,000 Active 258 DOM
4. 2026-06-15
   days on market $99,000 Active 257 DOM
5. 2026-06-13
   days on market $99,000 Active 255 DOM
6. 2026-06-09
   days on market $99,000 Active 251 DOM
7. 2026-06-08
   days on market $99,000 Active 250 DOM
8. 2026-06-07
   days on market $99,000 Active 249 DOM
9. 2026-06-05
   days on market $99,000 Active 246 DOM
10. 2026-06-03
    days on market $99,000 Active 245 DOM
11. 2026-06-02
    days on market $99,000 Active 244 DOM
12. 2026-06-01
    days on market $99,000 Active 243 DOM
13. 2026-05-31
    days on market $99,000 Active 242 DOM
14. 2026-04-22
    price $99,000 409-char remark

    Show marketing remark (409 chars)

    Investor special! New updates in the kitchen and bathroom! This 3 bed, 1 bath home is priced to move. With a motivated seller and a new lower price, this property is a fantastic opportunity to add to your rental portfolio or get started with your first investment. Would make a great rental. Don’t wait, at this price, it won’t last long. Reach out today for more details or to schedule a showing!

15. 2025-10-02
    listed $105,000 Active 409-char remark

    Show marketing remark (409 chars)

    Investor special! New updates in the kitchen and bathroom! This 3 bed, 1 bath home is priced to move. With a motivated seller and a new lower price, this property is a fantastic opportunity to add to your rental portfolio or get started with your first investment. Would make a great rental. Don’t wait, at this price, it won’t last long. Reach out today for more details or to schedule a showing!

16. 2025-10-02
    historical $105,000 409-char remark

    Show marketing remark (409 chars)

    Investor special! New updates in the kitchen and bathroom! This 3 bed, 1 bath home is priced to move. With a motivated seller and a new lower price, this property is a fantastic opportunity to add to your rental portfolio or get started with your first investment. Would make a great rental. Don’t wait, at this price, it won’t last long. Reach out today for more details or to schedule a showing!

17. 2025-09-30
    historical
18. 2025-06-10
    price $120,000
19. 2025-05-22
    listed $123,000 Active
20. 2025-04-30
    historical
21. 2025-04-09
    status Active
22. 2025-02-20
    historical
23. 2024-11-07
    status Active
24. 2024-10-02
    status Pending
25. 2024-09-16
    price $123,000
26. 2024-05-16
    price $125,000
27. 2024-04-04
    listed $135,000 Active
28. 2020-10-07
    soldstatus
29. 2020-10-07
    soldstatus
30. 2020-10-07
    soldstatus
31. 2020-01-29
    soldstatus
32. 2019-06-18
    soldstatus
33. 2019-05-15
    soldstatus
34. 2019-01-04
    soldstatus
35. 2018-11-20
    soldstatus
36. 2018-06-20
    soldstatus
37. 2006-08-22
    soldstatus
38. 2006-08-21
    soldstatus
39. 2005-12-31
    listed $32,000
40. 2005-05-19
    soldstatus
41. 2005-03-18
    soldstatus
42. 2005-03-11
    soldstatus
43. 2004-10-11
    listed $33,000
44. 1984-09-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $485 · $40/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$476/yr (+$40/mo · 98.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,286
• − Mortgage interest: −$5,546
• − Property taxes: −$485
• − Insurance: −$495
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$2,880
• Taxable income: $5,115
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $5,218/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Kansas City 33
• NCES district ID: 2916400
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 24% ▬ 0.00%
• Median HH income: $35,227
• Composite: 14.8/100
• National rank: #9387
• State rank: #308 of 324 in MO

Livability — Kansas City

• Score: 78/100
• State rank: #28
• US rank: #2671

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kansas City, MO
• County: Jackson County · 687,798 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 19,644
• Household income: $42,221
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1132.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 719,589 people
• By 2030: 731,456 · +1.6%
• By 2040: 746,689 · +3.8%
• By 2050: 749,289 · +4.1%
• By 2075: 736,227 · +2.3%
• By 2100: 668,210 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 9% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Swedish 0%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Jackson

• 2024 margin: D (+19.3) · D 58.9% · R 39.5% · Other 1.6%
• 2008→2024 swing: -6.1pp toward R · 2008: 25.4pp · 2024: 19.3pp
• All cycles: 2024: D+19.3 2020: D+22.0 2016: D+16.6 2012: D+19.0 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.32%
• Current HPI: 267.491
• Rent YoY: ▲ 4.42%
• Metro: Kansas City, MO-KS
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+200.0% since first listed

31 events — show timeline

• 2026-04-22 Price Changed $99,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-02 Listed $105,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-02 Coming Soon $105,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-10 Price Changed $120,000 Heartland MLS as Distributed by MLS Grid
• 2025-05-22 Listed $123,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-04-09 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-02-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-11-07 Relisted — Heartland MLS as Distributed by MLS Grid
• 2024-10-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-09-16 Price Changed $123,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-16 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2024-04-04 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2020-10-07 Sold (Public Records) — Public Records
• 2020-10-07 Sold (Public Records) — Public Records
• 2020-10-07 Sold (Public Records) — Public Records
• 2020-01-29 Sold (Public Records) — Public Records
• 2019-06-18 Sold (Public Records) — Public Records
• 2019-05-15 Sold (Public Records) — Public Records
• 2019-01-04 Sold (Public Records) — Public Records
• 2018-11-20 Sold (Public Records) — Public Records
• 2018-06-20 Sold (Public Records) — Public Records
• 2006-08-22 Sold (Public Records) — Public Records
• 2006-08-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2005-12-31 Listed $32,000 Heartland MLS as Distributed by MLS Grid
• 2005-05-19 Sold (Public Records) — Public Records
• 2005-03-18 Sold (Public Records) — Public Records
• 2005-03-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-10-11 Listed $33,000 Heartland MLS as Distributed by MLS Grid
• 1984-09-01 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $485 · -24.4% YoY. Source: county tax records.